Me and my partner are due to complete on the purchase of a property in Worcestershire but as a consequence of wreckage from a small fire at the property I have was able negotiate recompense from the seller of six thousand pounds in the form of a reduction in the price. I had intended this to be addressed as part of amending the contract yet RBS will not agree to this. Why were they notified?
Your property lawyer that is on the RBS approved list is required to disclose to RBS of any variations to the purchase price. If you were to refuse your lawyer to disclose the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancer for your conveyancing in Worcestershire.
I purchased a freehold house in Worcestershire but still pay rent, why is this and what is this?
It’s unusual for properties in Worcestershire and has limited impact for conveyancing in Worcestershire but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.
I am thinking of mortgaging my house in Worcestershire, does my lawyer need to be on the Leeds Building Society Solicitor panel?
In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
What is the difference between a licensed conveyancer and conveyancing solicitor in Worcestershire
Two types of professional can carry out conveyancing in Worcestershire namely licenced conveyancers or solicitors. Both professionals handle conveyancing services that required to complete the disposal or acquisition of property. They are both required to handle Worcestershire conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that the requirements and procedures will be suitably followed.
Are all Worcestershire Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved solicitors?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Worcestershire conveyancer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I got the keys to my house on 12 July and the transaction details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Worcestershire expressed confidence that it should be registered in a couple of weeks. Are properties in Worcestershire particularly slow to register?
As far as conveyancing in Worcestershire is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry need to notify any interested parties. At present approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to longer hold-ups. Historically registration takes place after the purchaser is living at the premises thus registration formalities is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.
We are 3 weeks into a freehold purchase having been directed to a firm by the high street agent to carry out the conveyancing in Worcestershire. I am am starting to be frustrated with the level of service. Can you help me find new conveyancers?
They would need to be very poor to suggest changing them. Has your mortgage offer been issued? If so you will need to make them aware of the new lawyer and get the offer are re-sent. Your new solicitor ideally should be on the banks panel to avoid supplemental expenses and complications. That should be your starting point. The find a solicitor tool should help you find a lender approved lawyer for your conveyancing in Worcestershire